Town of Westfield Code Review and Town Property

Town of Westfield Code Review and Town Property Committee Report – April 3, 2006 • James Foerst, Chairman • Tom Bigosinski, Vice Chairman • Jo. Ann Neylan • Vicki Kimmins

Overdevelopment? Approved Demolitions l 2001 - 7 l 2002 - 10 l 2003 - 29 l 2004 - 68 l 2005 - 73

2006 – POLICY DECISION? l INSTITUTE A POLICY OF CONTROLLED GROWTH? – – – Curtail “overdevelopment” while maintaining our residents’ ability to grow in present home Preserve the existing look and feel of our unique streets and neighborhoods Change zoning laws to control size of new construction

Councilman Echausse – 2003 l l Identify problem – Mc. Mansions/Shoehorning Determine needed data – l l Study construction trends and document the existing character of our neighborhoods. Create study parameters Allocate funding

Councilman Caruana – 2004 l Commission Pilot Study – – Robert Catlin & Associates – Blais Brancheau Document the existing character of our neighborhoods What are the common elements of the new construction – size and scope? What, if anything, can be done to control “overdevelopment? ”

Councilman Foerst – 2005 l l l Receive results of study Determine potential courses of action Solicit citizen and community input – – – l l Builders Architects Realtors Attorneys Developers Historians Review alternatives Build Consensus

Alternatives Reviewed l Historical District – l Architectural Review Board – l Overly restrictive – not every property is historic. withstand judicial challenge? Stricter Design Standards – promote public purpose?

Key Terms l l Height – The highest point of a building from average grade Lot Coverage – The amount of surface area that is covered by structures Accessory Structures – Garages, gazebos and sheds Floor to Area Ratio (FAR) – – Calculation of the actual volume of the home in relation to lot size Habitable Floor Area (technical exclusions) l Excludes that portion of the building that is not used for year-round occupancy - attached garages, unheated or screened porches, areas with cathedral ceilings, unheated/unfinished attics, chimneys, exterior walls and only includes one floor of stairwells

PILOT STUDY LOT AREA LUO Lot Coverage Actual Lot Coverage LUO Maximum FAR Actual FAR Under 6000 20% 20. 90% 35% 36. 10% 6, 000 - 7, 999 20% 16. 80% 35% 27% 8, 000 - 9, 999 20% 18. 40% 35% 29% 10, 000 - 11, 999 20% 18. 40% 32% 28. 70% 12, 000 - 15, 999 20% 15. 80% 30% 27. 10% 16, 000 - 23, 999 20% 11. 70% 25% 18. 80% 24, 000 - 30, 000 15% 7. 50% 25% 13. 90% The study included a visual survey of more than 1000 homes of various styles in various zones around town.

Recent Changes l l l 1998 – FAR – Town Council passes present definition 2005 – Corner lot restrictions tightened to prevent shoe horning 2005 – Height – reduced from 38 to 35 feet Town Council ‘Heightens’ Discussion on Mc. Mansions By MICHAEL J. POLLACK – September 22, 2005 Specially Written for The Westfield Leader WESTFIELD —The town council’s Tuesday agenda meeting focused on new height ordinances to restrict Mc. Mansions. .

Proposal - Planning Board Referral and Board of Adjustment Review l l l Height FAR Accessory Structure

Height l l Maximum of three (3) habitable floors (excluding basement) Limitation to 35 feet Sliding scale reducing height for smaller side yards to not less than 32 feet Require a minimum 5 on 12 roof pitch (5 feet rise for ever 12 feet in length) for roofs above the 2 nd floor

Height – Easy Reference Tools = = =

FAR l l Change definition from “habitable FAR” to “Gross FAR” – remove technical exclusions Gross Floor to Area Ratio – – l “Includes both habitable and non-habitable area whether or not such areas actually contain a “floor” measured from the outside face of the exterior walls of the building” “Excludes basements, attic areas with low ceiling heights, open porches and decks” A true reflection of the actual volume of home

FAR – Easy Reference Tools l l Lot Area (square feet) l l l l 0 – 7, 999 sf 8, 000 – 9, 999 sf 10, 000 – 11, 999 sf 12, 000 – 15, 999 sf 16, 000 – 23, 999 sf 24, 000 – 39, 999 sf 40, 000 sf and over Maximum F. A. R. Detached Principal Bldg. Accessory Bldgs. (% lot area, sf)1 lesser of 36%, 2, 720 sf 34%, 3, 200 sf 32%, 3, 600 sf 30%, 4, 480 sf 28%, 6, 240 sf 26%, 9, 600 sf 24% 7. 5%, 560 sf 7. 0%, 650 sf 6. 5%, 720 sf 6. 0%, 800 sf 5. 0%, 960 sf 4. 0%, 1, 200 sf 3. 0%

Detached Accessory Structures l l l Removing the garage from the primary structure reduces the total volume of the home enhancing the curb appeal. Provides mechanism to allow additional living space within primary structure - similar to decks/porches Two smaller buildings have less detrimental impact on neighbors Promotes preservation of existing streetscapes and increased sideyards Limits the size of garage doors that can face the street – 40% of the principal building facade

FAQs l l l Are the new houses being built with numerous variances? Will homeowners be deprived of the right to develop their property? Will changing the zoning ordinance hurt property values? Can we impose a moratorium on building? Can we change zoning for only new construction? Are there are other reasonable alternatives?

GOALS – – Curtail “overdevelopment” while maintaining our residents’ ability to grow in present home Preserve the existing look and feel of our unique streets and neighborhoods Change zoning laws to control size of new construction Work with community to understand problem and find consensus solution

FUTURE l Where do we go from here? - Referral to the Planning Board – Public hearing schedule for May 18, 2006 - Solicit input from Board of Adjustment - Citizen outreach - Open and public discussion - www. westfieldnj. gov